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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00616/GB ICM Financial Services Ltd Erection of five facade mounted flagpoles and two ground mounted flag poles (in association with 14/00617/CON) The Douglas And Clarendon Hotel North Quay Douglas Isle Of Man IMl 4LA Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level; Officer Delegation Mr S Moore Officer's Report THE SITE The application site comprises of the former Douglas Hotel, the former I.O.M Farmers building and the former Clarendon Hotel located on the North Quay, Douglas, within the North Quay Conservation Area. To the east and rear of the application site is a public car park. To the west of the site is a single storey building used by the Royal British Legion. The application site is located within an area zoned as predominantly shopping. 1. The Douglas Hotel is a substantial, four storey, 5 bay former public house, which was originally built in 1758 and is a Registered Building (RB 186). The I.O.M Farmers building and Clarendon Hotel are three storey, 3 bay properties. These properties are not registered buildings. 1.2 THE PROPOSAL These proposals seek planning permission for the erection of five facade mounted flagpoles and two ground mounted flag poles (in association with 14/00617/CON). 2. PLANNING HISTORY The following previous applications are considered to be specifically material in the assessment of the current application: 3. 11/01384/CON - Registered Building consent for the amendment to approved alterations and part demolition of the Douglas Hotel and demolition and redevelopment of the remainder of the site to create offices. Public House and basement storage (In association with 11/01383/GB) Registered Building Nos. 186 - Application Permitted 11/01383/GB - Amendment to approved alterations and part demolition of the Douglas Hotel and demolition and redevelopment of the remainder of the site to create offices. Public House and basement storage (In association with 11/01384/CON) - Application Permitted 10/00964/CON - Registered Building Consent for alterations, part demolition and extension to Douglas Hotel and demolition of remainder buildings (RB no 186 in association with 10/00963GB) - Application Permitted 3 July 2014 14/00616/GB Page 1 of 5

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10/00963/GB - Alterations and part demolition of the Douglas Hotel and demolition and redevelopment of remainder of site to create offices, public house and micro brewery (in association with 10/00964CON) - Application Permitted 08/00132/GB - Alterations and retention of Douglas Hotel and the demolition and redevelopment of The Farmers and Clarendon Hotel to include creation of five self-contained apartments ■ Application refused on 15th August 2008 04/01754/CON - Registered building consent for alterations to, and amalgamation of three properties to form a public house and residential hotel - (in association with PA 03/01111/B) - Split Decision 03/01111/B - Alterations to, and amalgamation of three properties to form a public house and residential hotel - Application Permitted 00/01330/B - Conversion of public house to offices - Application refused at appeal 00/2389/B - Alterations and refurbishment of public house with extension into adjoining retail unit and creation of two additional living units on upper level - Application Permitted DEVELOPMENT PLAN POLICIES TTie application site is located within an area of "Predominantly Shopping" it's identified as Registered Building (RB 186) and within a Conservation Area on the Douglas Central Local Plan, 1998. 4. As the property is located within the North Quay Conservation Area designated in 1990, the relevant planning policies from the Isle of Man Strategic Plan 2007 (20th June 2007), are Strategic Policy 4, Environmental Policies 32 and 35 and Policies RB/5 ALTERATIONS AND EXTENSIONS and CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Planning Policy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man) are also considered to be relevant to determining this application. 4.1 Strategic Policy 4 states: "Proposals for development must: Protect or enhance the fabric and setting of Ancient Monuments, Registered Buildings, Conservation Areas, buildings and structures within National Heritage Areas, and sites of archaeological interest; protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect to development adjacent to Areas of Special Scientific Interest and other designations; and not cause or lead unacceptable environmental pollution or disturbance." (a) (b) (c) Environment Policy 32 states: "Extensions or alterations to a Registered Building which would affect detrimentally its character as a building of special architectural or historic interest will not be permitted." Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special 3 July 2014 14/00616/GB Page 2 of 5

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features contributing to the character and quality are protected against inappropriate development.” RB/5: Alterations and Extensions states: "In considering whether to grant planning approval for development which affects a registered building or its setting and in considering whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. Registered Building consent is required for the building's alteration in any way which would affect its special architectural or historic character. There will be a general presumption against alteration or extension of registered buildings, except where a convincing case can be made, against the criteria set out in this section, for such proposals. Applicants for registered building consent for alteration or extension to a registered building must be able to justify their proposals. They will be required to show why the works which would affect the character of the registered building are desirable or necessary and they should provide full information to enable the Department to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. Where registered buildings are the subject of successive applications for alteration or extension, consideration will also be given to the cumulative affect upon die building's special interest as a result of several minor works which may individually seem of little consequence." Policy CA/2 - Special Planning Considerations states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. Where a development is proposed for land which, although not within the boundaries of the conservation area, would affect its context or setting, or views into or out of the area; such issues should be given special consideration where the character or appearance of a conservation area may be affected." CONSULTATIONS: Douglas Corporation considered the application with 'no objection to the proposals'. 5. ASSESSMENT The application seeks Planning Permission for the erection of five facade mounted flagpoles and two ground mounted flag poles (in association with 14/00617/CON). 6. 6.1 Of significance is that at the time that this application was received, works are nearing completion for the alterations and part demolition of the Douglas Hotel and demolition and redevelopment of the former Farmers and Clarendon Hotel site to create offices. Public House and basement storage. These works will see the complete regeneration of this part of the North Quay and will bring The Douglas Hotel back into use, a Registered Building that prior to this approval, was in much need of refurbishment. 6.2 6.3 Fagade mounted flag poles are something of a feature of the North Quay and certainly of the Brewery's buildings. They can be found on The Market Buildings, the building next to 3 July 2014 14/00616/GB Page 3 of 5

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The British Hotel and 'Newson's' to name but a few. The addition of flag poies is therefore certainly in character with the Conservation Area. The two floor mounted flag poies either side of the entrance to The Douglas Hotei wiil have the effect of heiping differentiate the entrance when viewed from aiong the quayside. The fact that they are floor mounted means that they can be readiiy removed at a iater date without impacting upon the character of the Registered Buiiding. 6.4 6.5 The fagade mounted flagpoies to the former Farmers Arms and Ciarendon Hotei wiii certainiy not iook out of piace in the Conservation Area. Overali it is considered that the erection of five facade mounted flagpoies and two ground mounted flag poies wouid have an acceptabie impact upon the character and appearance of the Registered Buiiding and the North Quay Conservation Area within which it is iocated. In doing so, it is considered that the appiication conforms to the basis of Strategic Poiicy 4 and Environmentai Poiicies 32 and 35 from the Isie of Man Strategic Pian 2007 (20th June 2007) and Poiicies RB/5 ALTERATIONS AND EXTENSIONS and CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas of Pianning Poiicy Statement 1/01 (Policy and Guidance Notes for the Conservation of the Historic Environment of the Isie of Man) and is therefore correspondingiy acceptabie. 7. RECOMMENDATION; 8. For the above reasons the appiication is considered to be acceptable and is recommended for approval. PARTY STATUS: The local authority Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status. 9. Recom mendation Recommended Decision: Permitted Date of Recommendation: 03.07.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. 3 July 2014 14/00616/GB Page 4 of 5

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To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to SC1300/P/00-01 Site Plan Locality Plan, 5C1300/P/10-01 Ground Floor Plan, SC1300/P/12/12-01 North Quay Elevation, SC1300/P/12/12-02 East Elevation all date stamped 20 May 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. 4 n 14 Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed ;... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Signed :... Michael Gallagher Signed :... Jennifer Chance Director of Planning and Building Control Head of Development Management 3 July 2014 14/00616/GB Page 5 of 5